104 BULIAN LN TX 78746
| Owner | RIPLEY JOHN R & KITTY JO RIPLE |
|---|---|
| Parcel ID | 0109130701 |
| Short ID | 107689 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 2,584 SF |
| Land SF | 19,307 SF |
| Acres | 0.443 |
| Year Built | 1970 |
| Legal | LOT 10 WESTWOOD VILLAS SEC 2 |
| Neighborhood | M5705 |
| Land | $999,220 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $999,220 |
| Improvement | $96,977 |
|---|---|
| Total Improvement | $96,977 |
| Market | $1,096,197 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,096,197 |
| Value Limitation Adjustment (−) (homestead cap) | −$44,793 |
| Net Appraised (assessed) | $1,051,404 |
| Taxable Value | $1,051,404 |
|---|
Appreciation: Market value has risen +83.8% from $596,500 (2021) to $1,096,197 (2025), a CAGR of 16.4% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has outpaced the broader multi-family market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.4611% in 2025 (-0.0092% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $15,362. Eanes ISD is the largest single contributor, at 57.0% of the total 2025 levy.
Assessment Gap: Assessed value ($1,051,404) is $44,793 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 91% of market value ($999,220 land vs $96,977 improvements), about $52/SF of land. With value concentrated in the land under a ~56-year-old structure, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,096,197, this parcel sits in the top quartile (≥75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +16.4% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,345,505 by 2030, with an estimated annual tax burden around $19,937. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,584 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,584 SF | ✗ |
| 612 | TERRACE UNCOVERD | 187 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 120 SF | ✗ |
| 512 | DECK UNCOVRED | 72 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $7,291.49 | $7,291.49 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $3,293.04 | $3,293.04 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $1,034.08 | $1,034.08 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $664.14 | $664.14 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $518.69 | $518.69 | Paid |
| Combined Rate | 1.6880% | 1.5616% | 1.4302% | 1.4703% | 1.4611% | -0.0092% | $12,801.44 | $12,801.44 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $956,837 | $1,096,197 | -12.7% |
| Assessed Value | $956,837 | $1,051,404 | -9.0% |
| Land Value | $806,189 | $999,220 | -19.3% |
| Improvement Value | $150,648 | $96,977 | +55.3% |
| Taxable Value | $956,837 | $1,051,404 | -9.0% |
| Total Tax 2026 = estimate |
~$13,980
Estimated
|
~$12,801
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $956,837 | $956,837 | +0 (+0.0%) |
| Taxable Value | $956,837 | $956,837 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $956,837 | $806,189 | $150,648 | — | $956,837 | $956,837 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,096,197 | $999,220 | $96,977 | −$44,793 | $1,051,404 | $1,051,404 | ~$12,801 | Partial |
| 2024 | $899,826 | — | — | −$179,826 | $720,000 | $— | $12,882 | Verified |
| 2023 | $897,774 | — | — | −$177,774 | $720,000 | $— | $12,870 | Verified |
| 2022 | $617,471 | — | — | — | $720,000 ! | $— | $14,020 | Verified |
| 2021 | $596,500 | — | — | −$191,500 | $405,000 | $— | $10,423 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -12.7% | -9.0% | ~100% | Not available | Partial |
| 2025 | +25.1% | +20.0% | 95.9% | Not available | Partial |
| 2024 | -2.6% | -2.6% | ~100% | 1.4700% | Verified |
| 2023 | +0.2% | +0.2% | ~100% | 1.4300% | Verified |
| 2022 | +45.4% | +45.4% | ~100% | 1.5600% | Verified |
| 2021 | base year | — | ~100% | 1.7500% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +77.5% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -12.7% | +11.6% | +19.8% | +45.4% | 2023 | -12.7% | 2026 |
| Assessment Ratio | 100.0% | 90.1% | — | 116.6% | 2022 | 67.9% | 2021 |
| Effective Tax Rate (2025) | 1.1700% | 1.1700% | — | 1.1700% | 2025 | 1.1700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$12,801 | $12,599 | ~$18,077 | $14,020 | 2022 | $10,423 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$1,276,316 | ~$1,156,544 | ~1.4043% | ~$16,242 | +16.4% |
| 2027 | ~$1,486,030 | ~$1,272,199 | ~1.3476% | ~$17,144 | +35.6% |
| 2028 | ~$1,730,204 | ~$1,399,419 | ~1.2909% | ~$18,065 | +57.8% |
| 2029 | ~$2,014,498 | ~$1,539,361 | ~1.2342% | ~$18,998 | +83.8% |
| 2030 | ~$2,345,505 | ~$1,693,297 | ~1.1774% | ~$19,937 | +114.0% |
| 2026 | ~$1,254,392 | ~$1,156,544 | ~1.4611% | ~$16,898 | +14.4% |
| 2027 | ~$1,435,416 | ~$1,272,199 | ~1.4611% | ~$18,588 | +30.9% |
| 2028 | ~$1,642,565 | ~$1,399,419 | ~1.4611% | ~$20,446 | +49.8% |
| 2029 | ~$1,879,607 | ~$1,539,361 | ~1.4611% | ~$22,491 | +71.5% |
| 2030 | ~$2,150,858 | ~$1,693,297 | ~1.4611% | ~$24,740 | +96.2% |
| 2026 | ~$1,298,240 | ~$1,156,544 | ~1.3760% | ~$15,914 | +18.4% |
| 2027 | ~$1,537,521 | ~$1,272,199 | ~1.2909% | ~$16,423 | +40.3% |
| 2028 | ~$1,820,906 | ~$1,399,419 | ~1.2058% | ~$16,874 | +66.1% |
| 2029 | ~$2,156,521 | ~$1,539,361 | ~1.1207% | ~$17,252 | +96.7% |
| 2030 | ~$2,553,995 | ~$1,693,297 | ~1.0356% | ~$17,536 | +133.0% |
In 2025, this property's market value of $1,096,197 places it in the top 25% for Multi-Family properties in Travis County (12584 comparable) — +111% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,096,197 | $438,669 | $519,778 | $749,859 | ↑ Top 25% | -7.5% |
| 2024 | $899,826 | $467,458 | $564,615 | $848,565 | ↑ Top 25% | -6.3% |
| 2023 | $897,774 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $617,471 | $506,618 | $615,058 | $906,429 | ↑ Above median | +39.1% |
| 2021 | $596,500 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.